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Item 9E - Staff ReportCase No. MSP24-0004 9E S T A F F R E P O R T November 12, 2024 CASE NO: MSP24-0004 PROJECT: Amendment to the Granite Place Master Sign Plan EXECUTIVE SUMMARY: Granite Properties, Inc. is requesting approval to amend the Granite Place Master Sign Plan to allow six additional signs for the Granite Place development located at 550 Reserve St. REQUEST: The proposed Master Sign Plan amends the existing Master Sign Plan for the property to allow six additional building signs. The proposed request includes four upper story signs (located on the north, east, south, and west elevation) and two first floor signs (located on the south and east elevation). The proposed sign bands meet the size requirements previously approved for upper story (4’- 6” x 50’) and first floor (2’- 6” x 30’) signs. The current Master Sign Plan allows for four attached signs (north, east, and west elevations), which include two upper story signs and two first floor signs. The current Master Sign Plan also allows for one business monument sign, and it permitted three temporary construction fence banners during construction. At their November 07, 2024 meeting, the Sign Board approved the request (5-0), recommending the following on the proposed signs: approval for the north elevation sign (E) upper story, denial on the east elevation sign (F) upper story, approval for east elevation sign (G) first floor, denial of the south elevation sign (H) upper story, denial of the south elevation sign (I) first floor, denial of the west elevation sign (J) upper story, and noting that there should only be one sign per tenant so no duplicate signs or multiple signs for a tenant. The applicant is requesting to move forward with the original submittal; however, they have provided an alternative plan following Sign Board recommendations that reduces the request from six additional signs to two additional signs. The alternative request includes one upper story sign located on the north elevation (sign E) and one lower story sign located on the east elevation (sign G). Case No. MSP24-0004 Preferred Site Plan (6 Additional Signs) Case No. MSP24-0004 Alternative Site Plan (2 Additional Signs) Case No. MSP24-0004 Preferred Proposal Proposed Sign Sign Ordinance No 704-J Existing Granite Place Master Sign Plan Master Sign Plan for Granite Place North Elevation – Sign “E” Upper Story All upper story signage requires City Council approval of a master sign plan. The maximum sign area allowed is 200 SF. Double stack text allowed if area and letter height comply. No restriction on number of words. Placement must be in middle 75% of the facade No upper story sign on the north elevation (one sign on the first floor). One upper story sign on the north elevation (existing first floor sign to remain). Maximum area: 4’-6” high x 50’ long = 225 SF. Maximum letter height: 4.5’ (54 inches). The maximum number of words shall be three (3) in single row. Left justified placement. East Elevation – Sign “F” Upper Story All upper story signage requires City Council approval of a master sign plan. The maximum sign area allowed is 200 SF. Double stack text allowed if area and letter height comply. Placement must be in middle 75% of the facade One upper story (and one first floor sign) on the east elevation. Upper story sign regulations for existing sign A: Maximum area: 4’-6” high x 50’ long = 225 SF. Maximum letter height: 4.5’ (54 inches). The maximum number of words shall be three (3) in single row. Right justified placement. Two upper story signs (and two first floor signs). Maximum area: 4’-6” high x 50’ long = 225 SF. Maximum letter height: 4.5’ (54 inches). The maximum number of words shall be three (3) in single row. Right justified placement for existing sign A; left justified placement for sign F. Case No. MSP24-0004 East Elevation – Sign “G” First Floor Maximum area: 111 SF. Maximum letter height: 24” Double stack text allowed if area and letter height comply. Placement must be in middle 75% of the façade. One first floor sign (and one upper story sign) on the east elevation. First floor sign regulations for existing sign C: Maximum area: 2.5’ high by 30’ wide = 75 SF Maximum letter height: 2.5’ (30 inches) The maximum number of words shall be two (2) in single row. Right justified placement. Two first floor signs (and two upper story signs). Maximum area: 2’-6” high x 30’ wide = 75 SF. Maximum letter height: 2.5’ (30 inches) The maximum number of words shall be two (2) in single row. Right justified placement for existing sign C; left justified placement for sign G. South Elevation – Sign “H” Upper Story All upper story signage requires City Council approval of a master sign plan. Maximum area: 200 SF. Maximum letter height: 24” Double stack text allowed if area and letter height comply. Placement must be in middle 75% of the façade. No signs on the south elevation. One upper story sign (and one first floor sign). Maximum area: 4’-6” high x 50’ long = 225 SF. Maximum letter height: 4.5’ (54 inches). The maximum number of words shall be three (3) in single row. Right justified placement. South Elevation – Sign “I” First Floor Maximum area: 111 SF. Maximum letter height: 24” Double stack text allowed if area and letter height comply. Placement must be in middle 75% of the facade No signs on the south elevation. One first floor sign (and one upper story sign). Maximum area: 2’-6” high x 30’ wide = 75 SF. Maximum letter height: 2.5’ (30 inches) The maximum number of words shall be two (2) in single row. Right justified placement. Case No. MSP24-0004 West Elevation – Sign “J” Upper Story All upper story signage requires City Council approval of a master sign plan. Maximum sign area: 200 SF. Double stack text allowed if area and letter height comply. Placement must be in middle 75% of the facade One upper story sign on the west elevation. Upper story sign regulations for approved sign B: Maximum area: 4’-6” high x 50’ long = 225 SF. Maximum letter height: 4.5’ (54 inches). The maximum number of words shall be three (3) in single row. Left justified placement. Two upper story signs. Maximum area: 4’-6” high x 50’ long = 225 SF. Maximum letter height: 4.5’ (54 inches). The maximum number of words shall be three (3) in single row. Left justified placement for previously approved sign B, right justified placement for sign J. Case No. MSP24-0004 Alternative Proposal: Proposed Sign Sign Ordinance No 704-J Existing Granite Place Master Sign Plan Master Sign Plan for Granite Place North Elevation – Sign “E” Upper Story All upper story signage requires City Council approval of a master sign plan. The maximum sign area allowed is 200 SF. Double stack text allowed if area and letter height comply. No restriction on number of words. Placement must be in middle 75% of the facade No upper story sign on the north elevation (one sign on the first floor). One upper story sign on the north elevation (existing first floor sign to remain). Maximum area: 4’-6” high x 50’ long = 225 SF. Maximum letter height: 4.5’ (54 inches). The maximum number of words shall be three (3) in single row. Left justified placement. East Elevation – Sign “G” First Floor Maximum area: 111 SF. Maximum letter height: 24 inches. Double stack text allowed if area and letter height comply. Placement must be in middle 75% of the façade. One first floor sign on the east elevation (and one upper story sign). Maximum area: 2’-6” high x 30 feet wide = 75 SF. Maximum letter height: 2.5’ (30 inches). The maximum number of words shall be two (2) in single row. Right justified placement. Two first floor signs on the east elevation (one existing upper story sign and one existing first floor sign to remain; one new first floor sign). Maximum area: 2’-6” high x 30 feet wide = 75 SF. Maximum letter height: 2.5’ (30 inches). The maximum number of words shall be two (2) in single row. Right justified placement for existing Sign C; left justified placement for Sign G. ACTION NEEDED: Consider Approval of Requested Sign Variance ATTACHMENTS: (A) Background Information (B) Vicinity Map Presentation Demonstration Plans Case No. MSP24-0004 STAFF CONTACT: Seantay Carpenter (817)748-8215 Jenny Crosby (817)748-8195 Case No. Attachment A MSP24-0004 Page 1 BACKGROUND INFORMATION APPLICANT: Granite Properties, Inc. OWNER: GPI-MT LP PROPERTY SITUATION: The property is located at 550 Reserve Street LEGAL DESCRIPTION: Lot 1, Block 16, Southlake Town Square CURRENT ZONING: “DT” Downtown District HISTORY: January 7, 1997; City Council approved a Zoning Change and Concept Plan under Planning Case ZA96-145 for Southlake Town Square. August 19, 1997; City Council approved a Development Plan under Planning Case ZA97-099 for Southlake Town Square. March 4, 2003; City Council approved a Zoning Change from “NR- PUD” to “DT” under Planning Case ZA02-104 for Southlake Town Square. October 5, 2004; City Council approved a Revised Preliminary Plat under Planning Case ZA04-070 for Blocks 3R2, 4R1, 12-14, 17 & 18, of Southlake Town Square. October 5, 2004; City Council approved a Site Plan under Planning Case ZA04-067 for Southlake Town Square Grand Avenue District. A portion of this development is within the existing parking lot approved under this case. February 7, 2006; City Council approved a Plat Revision under Planning Case ZA06-004 for Blocks 3R2, 4R1, 12-14, 17 & 18, Southlake Town Square. July 17, 2007; City Council approved a Zoning Change and Concept Plan under Planning Case ZA07-050 for Southlake Town Square. June 16, 2015; City Council approved a Concept/Development Plan under Planning Case ZA15-035 for Lots 1-3, Block 16 and Lot 9, Block 12 of Southlake Town Square for a multi-phased development consisting of multi-story office buildings, parking garages and restaurant pad sites. June 16, 2015; City Council approved a Site Plan under Planning Case ZA15-036 for Lot 1, Block 16 of Southlake Town Square for Granite Place. June 21, 2016; City Council approved a master sign plan for the Granite Place to allow four attached signs, a business monument Case No. Attachment A MSP24-0004 Page 2 sign, and 2 temporary construction fence banners noting that all signage will adhere to the signage criteria provided by the applicant and provided on Attachment ‘C’ of the staff report, however; noting that any colors for signage must comply with Zoning Ordinance No. 480, Section 33.21, but also noting that the applicant can come directly back to City Council with an expedited review and waived applications fees so the City Council can consider variances as it relates to modifications to the Master Sign Plan to accept additional colors; and noting City Council’s approval of one tenant per monument sign panel with a maximum of four tenants per monument sign. June 29, 2021; City Council and Sign Board joint meeting, the City Council approved a sign variance to the town Square Master Sign Plan and Sign Ordinance 704-J to allow the proposed signage for the building as noted in the staff report for EVO (former Harkins Theater building) for several attached building signs on the northwest, northeast, southeast, and southwest elevations of the building. (SV21-0012) December 7, 2021; City Council approved a Master Plan for Granite Place Two Granite to allow six (6) attached signs; 4 on the south and 2 on the west elevations and a monument sign. The proposed building signs are 3 upper story signs and 3 first floors. (MSP21- 0006) October 18, 2022; City Council approved the sign variance for Granite Place Two to amend the Master Sign Plan to allow the lower floor sign area to increase (Signs D, E, and F) from 2' height x 30' width to 2.5' height x 30' width (A 6-inch height increase in sign area). Also, eliminating the current 14-inch maximum letter size and permitting any letter size that fits within the defined sign area. This permits a maximum letter height of 2.5 feet (30-inches) for lower floor signage and a maximum letter height of 4 feet (48-inches) for the upper floor signage. All previous conditions of the Master Sign Plan under MSP21-0006 are to remain unless otherwise noted. (SV22- 0013) December 05, 2023; City Council approved the sign variance for Granite Place Two to amend the Master Sign Plan and allow an additional upper story sign on the east elevation allocating a 4’ high by 40’ wide sign area and allowing any letter and logo size that fits within the defined sign area subject to the existing Master Sign Plan and noting approval of the sign boards recommendation by prohibiting duplicative signs and permitting only one sign per tenant. (SV23-0021) SIGN BOARD: November 07, 2024; Approved (5-0) subject to staff report dated November 01, 2024, and specifically noting the following on the proposed signs recommending approval for the north elevation sign (E) upper story, recommending denial on the east elevation sign (F) upper story, recommending approval for east elevation sign (G) Case No. Attachment A MSP24-0004 Page 3 first floor, recommending denial of the south elevation sign (H) upper story, recommending denial of the south elevation sign (I) first floor, recommending denial of the west elevation sign (J) upper story and noting that there should only be one sign per tenant so no duplicate signs or multiple signs for a tenant. CITY COUNCIL: STAFF COMMENTS: Granite Place Master Sign plan included in Attachment ‘C’ of this report. City Council approval of the request does not eliminate the requirement for sign permit to be approved prior to sign installation. Please contact Seantay Carpenter for sign application processing and pre-install inspection. Seantay can be reached at 817-748-8215 or scarpenter@ci.southlake.tx.us. Case No. Attachment B MSP24-0004 Page 1 Case No. Attachment C MSP24-0004 Page 1 SIGNAGE CRITERIA FOR Granite Place at Southlake Town Square Signage Areas: 1. Areas marked in yellow on the attached building elevation(s) are the only area in which signage will be allowed. Designated signage areas only indicate where a sign may be allowed and does not mean that all signage areas will be used. 2. Tenant attached wall signs must meet all of the requirements of the City of Southlake Signage Ordinance. Granite has imposed additional restrictions to better define the allowed tenant signage. 3. Sign areas permitted. a. Signage area “A” shall be a maximum area of 4’-6” high x 50’ long. The maximum letter size shall be 4’-6” high. The maximum number of words shall be three (3) in a single row. b. Signage area “B” shall be a maximum area of 4’-6” high x 50’ long. The maximum letter size shall be 4’-6” high. The maximum number of words shall be three (3) in a single row. c. Signage area “C” shall be a maximum area of 2’-6” high x 30’ long. The maximum letter size shall be 2’-6” high. The maximum number of words shall be two (2) in a single row. d. Signage area “D” shall be a maximum area of 2’-6” high x 30’ long. The maximum letter size shall be 2’-6” high. The maximum number of words shall be two (2) in a single row. 4. Signage Requirements a. Building Signage Requirements • Internally illuminated or back lighted lettering • noting that any colors for signage must comply with Zoning Ordinance No. 480, Section 33.21, but also noting that the applicant can come directly back to City Council with an expedited review and waived applications fees so the City Council can consider variances as it relates to modifications to the Master Sign Plan to accept additional colors • All signage must comply with the City of Southlake ordinance as approved for this project • All signage is subject to review and approval of the landlord • All signage must be located within crosshatched areas identified on the elevations and as defined above as assigned by Granite. • A LOGO is considered a word b. Building Signage “Not” Permitted • Illuminated box signage. • Exposed neon tube of any kind. • Awning signage of any kind. • Signs that project from the building façade more than 12” • Signs that show/have movement and/or blinking letters and/or intermittent colors. 5. Signage Details Case No. Attachment C MSP24-0004 Page 2 a. Tenant signage must be designed to minimize the number of fasteners, wall penetrations and/or building defacing attachment of any kind. b. All signage design, permitted, City approval, construction, installation and wiring are the responsibility of the tenant. The tenant’s sign contractor must meet all Granite contractor /vendor requirements including insurance, licensing, and experience and must have completed similar signage for a period of not less than 5 years. Reference and vendor approval by Granite is required. c. Power for all tenant signs shall be placed on a separate circuit and shall be sub-metered as a tenant direct cost for construction and on-going operations. All power supply and wiring of any kind must be fully concealed d. The tenant is responsible for the maintenance of its sign. All signage materials including all attachments of any kind must be constructed of aluminum, stainless steel and/or others min-rusting, non-staining materials. e. The tenant must remove its sign and make repairs to the building wall areas to return the building to pre-sign conditions at lease end. All building repairs shall be approved solely by Granite. f. Granite does not warrant that any surface on which a tenant installs its sign is fit for that purpose. Any reinforcing of any building panel/surface/area in which a sign is installed will be furnished by the tenant. 6. Business Monument Sign Regulations • Noting the City Council’s approval of one tenant per monument sign panel with a maximum of four tenants per monument sign.